Are you able to recommend a Godiva Mortgages Ltd sanctioned Locks Heath conveyancing firm that can complete within 10 days? Am I best advised to unstruct a local Locks Heath practice or an internet comparison site?
We can recommend some very good Locks Heath conveyancing firms. You can also walk up the high street in Locks Heath. Approach some well established law practices and request to see a conveyancing solicitor for a quote. Discuss your time frames together with the reasons and ask for an assurance on speed. Choose the one that genuine.
Finally the sale completed on my house in Locks Heath last February but our buyer keeps calling me to moan that their lawyer needs to hear from mylawyer. What should have happened now that I have sold?
Post completion of your disposal your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s lawyers. Where appropriate, your lawyer should also confirm that the mortgage has been paid off to the buyers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Locks Heath.
My uncle passed away six months ago and as sole heir and executor I was left the house in Locks Heath. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
I'm the only recipient of my late mum's estate with all property in now in my sole name, including the house in Locks Heath. The Locks Heath property was put into my name in November. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in November. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view mortgage companies take of it, depend on the lender as this obligation is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.
I currently have a mortgage with Nationwide for my property in Locks Heath. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
You must advise Nationwide in advance of renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.
At last I have had an offer on a flat in Locks Heath accepted, but there is a chain. The owners have offered on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Locks Heath. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Locks Heath conveyancing search costs, etc). First, you must ensure that your lawyer is on the Kent Reliance conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. During a buoyant market some home buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.
Are there restrictive covenants that are commonly identified as part of conveyancing in Locks Heath?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Locks Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We are one month into a leasehold purchase having been recommend to solicitors by the high street agent to do our conveyancing in Locks Heath. I am not happy. Could you you assist me in finding new solicitors?
A conveyancer would need to be very poor in order to consider diss instructing them. Has your mortgage been sent? If so you will need to make them aware of the new contact details and get the loan are re-issued. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating charges and delays. So that should be your starting point. The search tool will help you find a bank approved conveyancer for your conveyancing in Locks Heath